City News

A quorum being present at Centerville City Hall, 250 North Main
Street, Centerville, Utah, the meeting of the Centerville City Planning Commission
was called to order at 7:00 p.m. by Chairman Brian Hulse.

Chairman Hulse made a motion to approve the Planning
Commission meeting minutes of December 11, 2002 as amended. Scott Vaterlaus
seconded the motion, which passed by unanimous vote (4-0). Lee Duncan and Ken
Averett abstained from voting as they were not present at that meeting. (Note:
As the December 11, 2002 minutes were not shown on the agenda for approval,
they will be brought back to the next Planning Commission meeting for approval.)

Minutes from the Planning Commission meeting held January 8,
2003 were reviewed and amended. Lee Duncan made a motion to approve the
minutes as amended. The motion was seconded by Scott Vaterlaus and passed by
unanimous vote (4-0). Ken Averett and Ann Hewlett abstained from voting as they
were not present at that meeting.

PUBLIC HEARING - AMENDED SITE PLAN - Derren Klein Tile
& Granite are proposing to expand their site to include additional buildings
located at 177 North 1250 West in the B-P Zone. Derren Klein, Property owner
and Applicant.

Aric Jensen, Community Development Director, said the applicant
is proposing to build additional structures on the site. He showed proposed
elevations for the additional structures including a tile band on three sides
of the main building. He said the applicant is proposing two signs, one facing
west toward the proposed Legacy Parkway and one on the east or on the front
of building. All signage requirements have been met. He said this amended site
plan does meet all requirements and the applicant has submitted all pertinent
information. However; Mr. Jensen explained the final site plan has not yet been
received due to computer problems, but is forthcoming. He said the Planning
Commission may wish to make this a condition of approval. He also said the main
entrance and the addressing for the proposed office building adjacent to 1250
West cannot face 1250 West in order to comply with the 20-foot side yard setback.
Mr. Jensen said this should also be included in the motion.

Derren Klein, applicant, said there were only small items missing
from the final site plan. He said the approach was changed numerous times to
align the roads according to the recommendations by the City Engineer. He explained
the new building will face southward in order to align these roads. He said
he feels this does allow for better traffic use.

Chairman Hulse opened the public hearing. Seeing there was no
comment he closed the public hearing.

Chairman Hulse made a motion to approve the amended site
plan for Derren Klein Tile & Granite with the following conditions:

1. The building entrances and addressing cannot face 1250
West.

2. The building to be constructed will be a three-story building
with materials, footprint, and plans that match the building adjacent to the
north.

3. The final site plan with all of the changes required by
staff be presented and approved by staff.

Aric Jensen, Community Development Director reviewed some data,
recommendations and scenarios for the Northwest quadrant which was put together
by Paul Allred, the former Community Development Director. Mr. Jensen said he
found the data to be sound and has been using it in his own studies. He said
he does not agree with all of Mr. Allred’s recommendations
but included in the review for the Planning Commission and the public those
things he felt were pertinent. Mr. Jensen distributed Mr. Allred’s
report, in its entirety, to all the Commission members for their complete review.
Mr. Jensen explained the reason for a General Plan amendment is due largely
to three recent multi-family proposals in the Northwest quadrant. He said, collectively,
the three proposals could theoretically generate upwards of 180 units but more
likely between 120 and 140 units.

Joel Anderson said he is proposing a continuation of the Chase
Lane Village, which would become Phase 3. He said the proposal is for eight
(8) twin homes or sixteen (16) total units. He said they have met with the homeowners
association of Chase Lane Village who are in favor of the extension. He said
that single-family lots are not always the best as far as density, traffic,
and schools. He said this is more of a retirement development and feels it is
a better use for this piece of property.

Bob Eaton, representative for Mr. Hassenflu, said they are proposing
to build approximately 90 units on 5.2 acres at the corner of Chase Lane and
the Frontage Road. He said they have been working with the neighbors to address
any concerns and plan to continue to meet with neighbors throughout the process.
He explained this housing development will be restricted to 55 years and older.
He said this is a tax credit project and the age restriction is required by
law. He said due to the age requirement there should be little impact to the
surrounding neighborhoods. He said the buildings will be two story rental units.
Another of Mr. Hassenflu’s representatives said the tax
credit would be in place for 99 years under Federal statutes.

Chairman Hulse explained the Planning Commission is looking
at the language in the General Plan for the entire Northwest quadrant and not
just for these three parcels. He said there are other property, planning, agricultural,
and commercial issues that need to be considered in connection with this General
Plan amendment. Mr. Hulse said he has numerous comments and concerns regarding
the General Plan language for the Northwest quadrant. He feels there are numerous
discrepancies and inconsistencies that need to be addressed. He said he would
submit his concerns in writing to staff for their review. Scott Vaterlaus agreed.

Chairman Hulse opened the public hearing.

Susan Brown, 331 West 950 North, agreed the General Plan
language for the entire Northwest quadrant needs to be discussed. She read from
the General Plan stating that this area should remain low-density single-family
residential. She said the recently elected officials all had a platform of no
more high-density housing and that is why they were voted into office. She feels
this should be taken to heart that the citizens of Centerville do not want anymore
high-density housing. She said this increased density would also increase traffic,
crime, school population, water use, and wear and tear on roadways. She said
all of these increases in turn would raise taxes. She said she knows growth
and development are inevitable but asked for quality development that would
increase the quality of life and enhance property values. She said apartments
are typically transient in nature and she does not want them in her neighborhood.
She feels these high-density proposals are too much for the Northwest quadrant
and would significantly impact her quality of life.

Brady Brown, 331 West 950 North, agreed with Ms. Brown’s
comments. He said he likes the small town atmosphere and feels this feeling
is being threatened by high-density housing. He said the desire for single-family
low-density is clearly what the public wants. He said he is extremely concerned
with the potential traffic impact on the area and encouraged the Planning Commission
to not allow for anymore high-density development.

J.P. Damron, 594 West 925 North, said any changes made
to the Northwest quadrant should also be reflected in the Northeast quadrant
to maintain consistency and equality. He said he is not opposed to medium or
high-density but feels, logistically, the Northwest quadrant is not the best
place for this type of development. He says there is already a great deal of
traffic issues that need to be dealt with before compounding the problem.

Becky Clay, 962 North 500 West, said she does not want
three story buildings on Chase Lane next to two story homes. Bob Eaton said
this was a concern of many of the neighbors and they have revised the building
to be only two stories.

Brian Gold, 636 East 650 North, said he is the president
of Pineae Green Houses and said they have no intention of developing their land
in the near future. He said the R-3 Zone was recently changed from 18 units
per acre to 12 units per acre, unless certain circumstances apply. He said there
is not a single 18-unit per acre development in the city. He feels some of these
proposed developments appear to be planning on 18 units an acre, which in turn
frustrates neighbors, when in actuality 18 units is not realistically possible
or permitted. He said the Planning Commission has the ability to determine whether
apartments are rental or owner-occupied. He said, in his experience, people
are generally afraid of rental units due to the transient nature, but not afraid
of owner-occupied units. He said he feels the Planning Commission has an excellent
opportunity to correct a lot of deficiencies in the General Plan. He said he
feels the Pineae property needs to be master planned to help direct surrounding
development. He feels some blended or mixed-use might be appropriate for the
Pineae property. He said he feels the main issues are quality, control and consistency.
He feels the entire Northwest quadrant should be dealt with as a whole so spot
zoning or planning does not take place. He said he is not a proponent of high-density
housing but is a proponent of owner-occupied units.

John Gaily, 498 West 1050 North, feels the main issues
are traffic, water, school, and roadways. He said he is not opposed to the proposed
project on Chase Lane, but is opposed to increased traffic.

Ron Dean, 360 West 1950 North, said he does not feel
the General Plan needs to be changed. He said it has always been single family
and should remain that way. He does not think high-density multiple units are
unacceptable.

Val Wood, owner of property on the northwest corner of Lund
Lane east of I-15, asked the Planning Commission to consider changing the
zoning of his 5 acres from A-1 to a zone that would make his property value
increase.

D.L. Wight, 334 West 850 North, said there is no way
of knowing whether a person living in a unit is the actual owner. He feels any
apartments will decrease the value of the neighborhood. He also said it is foolish
to assume residents 55 years and older are not going to be driving and that
they won’t have family visiting. He feels this proposed
development will significantly impact traffic.

Phil Sessions, 70 East 200 South, said a few years ago
property in this particular quadrant was down zoned from R-3 to R-1-85. He said
this was done for a reason and can’t see why it needs
to be increased. He said the city needs consistency, not higher density. He
feels a freeway entrance on Lund Lane at the border of Centerville and Farmington
would be the only solution to the traffic problem.

Chairman Hulse recommended continuing this public hearing until
the next regularly scheduled Planning Commission meeting on Wednesday, February
12, 2003. He also requested staff review all comments and suggestions and come
back with recommendations at that time. Mr. Hulse informed the public that the
Planning Commission is only considering changes to the General Plan and there
are no guarantees it will be changed to accommodate high density.

Scott Vaterlaus made a motion to continue this public
hearing concerning the proposed General Plan amendments to the Northwest quadrant
until Wednesday, February 12, 2003. Lewis Nielsen seconded the motion, which
passed by unanimous vote (6-0).

PUBLIC HEARING - CONDITIONAL USE PERMIT & CONCEPTUAL
SITE PLAN - A Booster Station is being proposed at approximately 2100 North
100 East in the OS Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed
site, building elevations, and materials for a Booster Station in the proposed
Park Hills Park. He explained this station would boost water from a lower zone
to the upper zone in order to take care of a booster station that was built
20 years ago. He said this booster station will include fluoridation. He explained
this building will be sound proofed, the entrances will be opposite the neighbors,
and the pumps will be run in the middle of the night so that noise will not
be a nuisance. He said the location of the building is on the south perimeter
of the park and will not affect the future development of the park. He also
said staff recommends that no landscaping be completed until the park is developed.

Chairman Hulse opened the public hearing.

Greg Ellett, 2148 Park Hills Drive, said he is directly
south of the proposed booster station and asked why it was proposed on the south
end of the park. He asked if the booster station could be moved to the north
end of the park. Mr. Randall said moving the building to the north may be feasible
at a minimal cost, but would probably require the parking lot to be shifted
into its place on the south. He said, personally, he feels the booster station
is a better buffer from the park than a parking lot. He feels lights and noise
would be more of a nuisance. Mr. Ellett said he would rather have the parking
lot next to his home than the booster station.

Bruce Riddle, 2140 North Rock Manor, he said he is southwest
of the proposed building. He said he is concerned with the size and prices of
the homes in the surrounding area and feels this proposed station may diminish
the value of the homes. He, too, feels the booster station should be moved as
far north, away from the homes, as possible.

Mr. Randall said there is a master planned equestrian trail
with a parking lot at the north end of the park on the border of Centerville
and Farmington. He said it may not be possible to move the booster station all
the way to the north as it may conflict with this proposed trail, but that staff
is willing to explore all options.

Paul Jeppson, 2136 Rock Manor, agreed the north end of
the park would be a better site for the booster station. He feels moving the
booster station to the north would minimize ground vibration for homes in close
proximity. He said he is familiar with the horse trail and doesn’t
think a booster station would interfere. He feels it is more important to protect
residents investments.

Dave Monson, 2132 Park Hills Drive, said he, too, feels
the booster station should be moved north. He said the homes were here first,
the parks has been conceptually planned and is more acceptable to the residents
than a booster station.

Chairman Hulse closed the public hearing.

Mr. Randall said a geological study will need to be done on
the north end of the site to verify feasibility as there are numerous faults.
He again stated staff is willing to explore any option that would better accommodate
the residents.

Ken Averett made a motion to approve the conditional
use permit and the conceptual site plan for the Park Hills Booster Station located
at approximately 2100 North 100 East with the following findings;

1. The use is in compliance with the General Plan.

2. The use is in harmony with the surrounding area.

3. The use is not injurious to the health and safety of the
public.

and with the following conditions:

1. The pump house be located as far north on the City-owned
property as possible.

2. Staff bring back a revised site plan indicating the final
location of the pump house, being sensitive to the neighbors in regard to
obstruction, vibration, noise, and lighting.

3. Landscaping is allowed to be waived until the entire park
is developed.

PUBLIC HEARING - CONDITIONAL USE PERMIT & CONCEPTUAL
SITE PLAN - New City well is being proposed at approximately 1475 North 50 East
in the A-1 Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed
site and building elevations for a new pump house to be built on the parking
lot of the Ricks Creek Chapel. He explained the pump house would match the architecture
of the existing church building on the site. He said the City recently purchased
the property from the Church and has acquired all necessary easements. The City
has submitted their plans to the Church and are still awaiting approval. He
explained that any approval granted by the Planning Commission will be contingent
on approval from the Church.

Chairman Hulse opened the public hearing. Seeing there was no
comment, he closed the public hearing.

Ann Hewlett made a motion to approve the conditional
use permit and conceptual site plan for the City well at approximately 1475
North 50 East with the following findings:

1. The use is in compliance with the General Plan.

2. The use is in harmony with the surrounding area.

3. The use is not injurious to the health and safety of the
public.

Lee Duncan seconded the motion, which passed by unanimous vote
(6-0).

PUBLIC HEARING - AMENDED SITE PLAN - Changes are being
proposed to the Church well site located at 200 South 200 East in the R-1-10
Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed
changes to the site and the proposed building elevations for the new pump house.
He explained the old pump is rusted out and that the well is currently being
re-drilled. He said the new pump house will have a publicly accessible tap for
non-fluoridated water on the west side as well as chlorination capabilities.
He said the architecture for this pump house will match that of the existing
church on the site.

Chairman Hulse opened the public hearing.

Phil Sessions, 70 East 200 South, said he is concerned
with the amount of traffic a non-fluoridated tap might generate on 200 South.
He said the traffic count on 200 South is already too high and needs to be dealt
with. He explained Domino’s Pizza has an illegal curb
cut on 200 South. He said the ordinance states a curb cut should be 100 feet
from a cross street and Dominos’s curb cut is only 50
feet away. He said the City Council will not address this issue and that only
the Planning Commission can enforce compliance. He feels if Domino’s
access onto 200 South is stopped then any traffic generated by the non-fluoridated
tap on 200 South would be acceptable. Chairman Hulse said he would research
Mr. Session’s concern.

Bret Millburn, 283 East 300 South, asked for a quick
synopsis of the current construction on this site. Mr. Randall addressed all
Mr. Millburn’s questions.

Chairman Hulse closed the public hearing.

Ken Averett asked Mr. Randall if staff had an idea of how much
traffic this well might actually generate. Mr. Randall said staff does not anticipate
a lot of traffic. Currently, the City has a tap at an existing well site and
there has been very little traffic. Eventually there will be another pump house
with a non-fluoridated water tap on the north end of the city.

Lewis Nielsen made a motion to approve the amended site
plan for the Church well located at approximately 200 South and 200 East with
the following findings:

PUBLIC HEARING - AMENDED SITE PLAN - City is proposing
to add a storage shed at the Public Works Building site located at 655 North
1250 West in the B-P Zone. Centerville City, Property Owner and Applicant.

Randy Randall, Public Works Director, reviewed the proposed
site and building elevations for a new Public Works storage shed. He said Public
Works has a lot of equipment outside which will be stored in the new shed. He
explained this site is out of compliance and the construction of a new storage
shed will remedy this. He said the proposed building will be identical to the
existing Parks building in both architecture and materials.

Chairman Hulse opened the public hearing. Seeing there was no
comment, he closed the public hearing.

Scott Vaterlaus made a motion to approve the Public Works
storage building as approved on August 22, 2001 with the following conditions:

1. The proposed building will bring the site into conformance
with other existing sites in the B-P Zone.

2. The proposed building must use the same architectural plans
and materials as the existing Parks Facility building.

SUBDIVISION - FINAL - Ford Canyon Estates Phase 3, 8 lots,
located at approximately 1500 North 100 East in the R-1-10 Zone. Ford Properties,
Property Owner, and Applicant.

Aric Jensen, Community Development Director, said he spoke with
Shandell Smoot informing him that not all of the information needed had been
received by staff and that this item would be pulled from the agenda. Mr. Smoot
agreed.

Chairman Hulse made a motion to continue this item until
the next regularly scheduled Planning Commission meeting. Lee Duncan seconded
the motion, which passed by unanimous vote (6-0).

AMENDED PLAT - Brigman-Dunn Subdivision located at approximately
1900 North Main in the R-1-10 Zone.

Aric Jensen, Community Development Director, reviewed and explained
the following process for the amended Brigman-Dunn Subdivision:

1. Vacate by ordinance the Brigman-Dunn Subdivision; and

2. On the new plat combine former Lot 1 and Lot 2 into a single
lot title Lot 1; and

3. Renumber the lots on the new plat accordingly; and

4. On the new plat, exclude former Plat Notes 5,6,7,8; and

5. Release by ordinance any deeds, notes, and/or other restrictions
associated with former Plat Note 8; and

6. Title the new subdivision “Brigman-Dunn
Subdivision Amended”.

Chairman Hulse made a motion to recommend to the City
Council that they approve the Brigman-Dunn Subdivision amended plat conditioned
on the completion of items 1-6 listed above. Lewis Nielsen seconded the motion,
which passed by unanimous vote (6-0).

DISCUSSION - DAVE TOLMAN PROJECT - Discuss the cul-de-sacs
in the proposed Dave Tolman Subdivision located at 262 West Porter Lane in the
PLSD Zone.

Aric Jensen, Community Development Director, said Fred Campbell,
City Engineer and Randy Randall, Public Works Director have requested the Planning
Commission’s comments on cul-de-sacs versus the currently
proposed hammerheads in the Tolman project. He said Mr. Campbell and Mr. Randall
do not feel a mixed public/private development is the best idea. They feel cul-de-sacs
may be a better option. Mr. Jensen also said Mr. Tolman would prefer the City
take responsibility for the hammerheads. Mr. Jensen explained the only way the
City will take responsibility is if they are re-designed as cul-de-sacs.

Chairman Hulse said he is not in favor of cul-de-sacs as they
would require flag lots to maintain the number of units proposed. He feels flag
lots would detract from the street scape pedestrian friendly atmosphere. He
feels that conceptually and as suggested in the master plan for this area that
cul-de-sacs are not appropriate. The Planning Commission generally agreed that
cul-de-sacs should not be allowed.